Perth sales activity on the rise

Sales activity in the Perth metro area increased significantly in February.

REIWA President Hayden Groves said the market had enjoyed a healthy rebound following the Christmas and New Year dip.

“reiwa.com data shows sales activity in Perth lifted 16 per cent over the month and five per cent when compared to November 2015.

“We’ve also seen that weekly sales over the last three weeks are higher than they were at the same time last year. While it’s too early to call this a trend it’s a good indicator that mobility in the market is beginning to improve,” Mr Groves said.

At a sub-regional level, the Central sub-region had the strongest increase in sales activity over the month lifting a healthy 37 per cent, followed by the North West sub-region with a 24 per cent lift.

“Baldivis in the South West sub-region and Canning Vale in the South East sub-region were the top selling suburbs in February, followed by Scarborough in the Central sub-region,” Mr Groves said.

Perth’s median house price etched back 1.1 per cent in the three months to February, coming in at $529,000.

Listings

Mr Groves said there had been a three per cent increase in listings stock in February which wasn’t surprising as vendors traditionally returned to the market at the start of the year.

“This is a marginal increase given the time of year, but it’s significant to note that listings are now eight per cent lower than they were in November which suggests this could be the early stages of a correction in a market of prolonged higher than average stock levels,” Mr Groves said.

Rental market

Perth’s overall median rent price held firm at $400 per week in the three months to February 2016.

In terms of houses and units, Mr Groves said the median price for both was unchanged over the month at $400 and $380 per week respectively, but each had dipped $10 per week when compared to November 2015.

“While tenants are still in a good position to secure a competitively priced lease in Perth, it’s encouraging for investors that rent prices are appearing to steady in 2016,” Mr Groves said.

Rental listings in the Perth metro area declined three per cent in February but remain above the long term average.

DEBATE OVER BEST WAY TO EASE CONGESTION

PLANS to upgrade and extend Henley Brook Avenue to Reid Highway are well advanced and construction is expected to start within two years.

A map of the proposed Henley Brook Avenue extension.

The project aims to relieve congestion issues on West Swan Road, where traffic jams regularly extend several kilometres from the Reid Highway intersection during peak hour.

Once the four-lane Henley Brook Avenue extension is complete, West Swan Road will become a dedicated tourist and local traffic route.

The City of Swan also proposes West Swan Road be closed north of Gnangara Road. This is set to be complemented by the Perth-Darwin Highway, which is planned to divert heavy traffic away from Great Northern Highway – the Swan Valley’s other major tourism route.

A preliminary cost estimate based on the concept design is $36 million, split between developer contributions and City funding.

The plan has created divisions between candidates in the City of Swan’s Swan Valley/Gidgegannup ward election over the approach to reducing traffic.

Mayor Charlie Zannino is pushing for the four-lane upgrade of Henley Brook Avenue, while candidate Rod Henderson believes Lord Street should be upgraded to four lanes first, followed by a different method of extending Henley Brook Avenue.

Mr Henderson said he supported the eventual extension of Henley Brook Avenue to Youle-Dean Road so it could connect to Lord Street.

“There’s definitely a need to get traffic off West Swan Road and currently Lord Street is where most of the traffic goes, so it makes sense to upgrade that first,” he said. Mr Henderson claimed developers in the area would only fund a two-lane extension, meaning City of Swan would be out of pocket.

But Cr Zannino said the relevant approvals had been finalised and anticipated construction would start in 12-24 months.

“Both Henley Brook Avenue and Lord Street will carry the same amount of traffic in the future due to the amount of development flagged in the area,” he said.

Land acquisition will be required to complete the Henley Brook Avenue project, many of the properties are already owned by the City or the State Government.

Swan chief executive Mike Foley said the City was preparing detailed plans and would speak to affected landowners “in due course”.

Mr Foley said no decision had been made on where the project will start first.

“There are a number of factors to be taken into account such as the availability of funding, service locations, and land acquisition before the City can determine which section will be constructed first,” he said.

The Advocate contacted Swan Valley/Gidgegannup ward candidate Andrew Kiely but he did not respond before deadline.

The following article appeared in the Ellenbrook Advocate on Wed 19th August 2015;

Three years ago, a group of Aveley boys had a vision to establish a skate park in Aveley. One petition later, their skate park dream has become reality. BOREDOM is what originally inspired four young Aveley boys to walk the neighbourhood and petition for a local skate park.

Three years on from the conception of their idea to fight boredom, the Aveley skate park has become a reality and an instant hit.

The boys identified the need for the park on a hot summer day and walked the neighbourhood to get support for it.

City of Swan councillor Natasha Cheung facilitated getting their idea and petition to council.

From there, the City got the ball rolling and the boys were called back to help with the design of the skate park, which is also frequently used by scooters. The skate park opened three weeks ago and is already so popular there are jokes about starting another petition to extend it.

Parkrun event draws 100

SCORES of dressed-up runners, joggers, pram pushers and dog walkers from across Aveley turned out on Saturday to celebrate the second anniversary of the weekly parkrun. More than 100 locals completed the scenic 5km course through Central Park and around the lake in Aveley. Free slices of parkrun birthday cake were handed out at the finish line to motivate participants to the end. The parkrun fitness phenomenon has spread rapidly across Australia, with thousands of participants gathering every Saturday morning to run 5km courses against the clock. In the two years of the Aveley parkrun, there have been 101 events, during which time more than 1200 people have covered 35,000 kilometres.

Minimum increase in rates but still major works to continue in Ellenbrook. Although the City of Swan is keeping rate increase low this year to minimize any financial impact in these challenging economic times,they are borrowing to continue with major works such as the Ellenbrook Community Building, the southern playing fields for Ellenbrook Open Space and upgrades to Gnangara Rd.

The following is an article from Ellenbrook Advocate Wednesday July 8th 2015;

THE City of Swan’s budget for 2015-16 was released last week and includes funding for major projects in Ellenbrook, Midland and the Swan Valley.

RATES in the City of Swan will climb 3.25 per cent this financial year, following a trend of low rate rises across most metropolitan local governments this year

Swan’s last budget saw a 5 per cent rate increase and a publicly unpopular special levy applied to northern properties for a bridge over the Ellen Brook, which was later repealed.

In this year’s budget, the City has aimed to minimise financial impact on ratepayers, citing the current challenging economic climate in WA.

Swan’s 3.25 per cent rate rise absorbs an 8 per cent spike in the cost of utilities.

A State Government imposed landfill levy increase of 100 per cent will also be passed on to local ratepayers through the City’s sanitation charges.

Chief executive Mike Foley said he had to balance increasing demand for amenities and services with the aim of minimising financial burden to ratepayers.

“Everyone’s feeling the pinch a bit – unemployment is up in the area a bit we’ve noticed,” he said.

“Inflation is down around 22.5 per cent so we want to make sure we’re keeping our services relative but at the same time meeting the needs of the future.”

This financial year will also see the City increase its borrowing by raising new loans to almost $15 million, costing nearly $1m a year in debt servicing.

The debt will pay for big-ticket items like Paradise Quays aged care in Ballajura, land for Dayton’s neighbourhood park, a district park for Dayton, the Ellenbrook community building and the southern playing fields for Ellenbrook District Open Space.

Expenditure this year will reach $145.9 million, of which $71.2 million will be spent on staff and $42 million will be spent on capital works.

Taking into account all budgeting factors, the City’s overall surplus is at $439,000.

“The challenge has always been to provide the infrastructure that people want and particularly to fund the new requirements of new residents coming into the area,” Mr Foley said.

“We’ve taken out a loan program of some $14.5 million to help fund those big projects.”

Mr Foley said work on upgrading Gnangara Road would continue this year, and upgrades to Lloyd Street and Bishop Road in Midland would start.

The City will also see assets from developers of new estates roll over to its portfolio.

“We’re picking up some $42 million of assets from developers this financial year and that’s in the form of roads, drainage and new parks,” Mr Foley said.

“These are assets they have to give to us on top of developer contribution plans.”

Minimum increase in rates but still major works to continue in Ellenbrook. Although the City of Swan is keeping rate increase low this year to minimize any financial impact in these challenging economic times,they are borrowing to continue with major works such as the Ellenbrook Community Building, the southern playing fields for Ellenbrook Open Space and upgrades to Gnangara Rd.

The following is an article from Ellenbrook Advocate Wednesday July 8th 2015;

THE City of Swan’s budget for 2015-16 was released last week and includes funding for major projects in Ellenbrook, Midland and the Swan Valley.

RATES in the City of Swan will climb 3.25 per cent this financial year, following a trend of low rate rises across most metropolitan local governments this year

Swan’s last budget saw a 5 per cent rate increase and a publicly unpopular special levy applied to northern properties for a bridge over the Ellen Brook, which was later repealed.

In this year’s budget, the City has aimed to minimise financial impact on ratepayers, citing the current challenging economic climate in WA.

Swan’s 3.25 per cent rate rise absorbs an 8 per cent spike in the cost of utilities.

A State Government imposed landfill levy increase of 100 per cent will also be passed on to local ratepayers through the City’s sanitation charges.

Chief executive Mike Foley said he had to balance increasing demand for amenities and services with the aim of minimising financial burden to ratepayers.

“Everyone’s feeling the pinch a bit – unemployment is up in the area a bit we’ve noticed,” he said.

“Inflation is down around 22.5 per cent so we want to make sure we’re keeping our services relative but at the same time meeting the needs of the future.”

This financial year will also see the City increase its borrowing by raising new loans to almost $15 million, costing nearly $1m a year in debt servicing.

The debt will pay for big-ticket items like Paradise Quays aged care in Ballajura, land for Dayton’s neighbourhood park, a district park for Dayton, the Ellenbrook community building and the southern playing fields for Ellenbrook District Open Space.

Expenditure this year will reach $145.9 million, of which $71.2 million will be spent on staff and $42 million will be spent on capital works.

Taking into account all budgeting factors, the City’s overall surplus is at $439,000.

“The challenge has always been to provide the infrastructure that people want and particularly to fund the new requirements of new residents coming into the area,” Mr Foley said.

“We’ve taken out a loan program of some $14.5 million to help fund those big projects.”

Mr Foley said work on upgrading Gnangara Road would continue this year, and upgrades to Lloyd Street and Bishop Road in Midland would start.

The City will also see assets from developers of new estates roll over to its portfolio.

“We’re picking up some $42 million of assets from developers this financial year and that’s in the form of roads, drainage and new parks,” Mr Foley said.

“These are assets they have to give to us on top of developer contribution plans.”

Do you want new skills? Interested in learning something to kick start your career? Maybe change your job? Swan Libraries and Sorcit are currently running employment workshops with topics including Resume Writing, Building Confidence for Women and Computer Skills. These workshops are two hours long and FREE to attend. Registration is required.

Please see the attached flyers for further information about dates, locations and how to register, or visit www.swan.wa.gov.au/library

Over 55? Love playing games? Having fun? Want to meet people? Then come and join the Award winning Ellenbrook Seniors’ Social Space for a social and games afternoon.When: The last Friday of the monthWhere: Woodlake Community centreContact: seniorssocialspace@live.com.auPhone: 0409080824

The following article is taken from Realestate.com.au website

A buyer’s first inspection of a prospective property is kind of like going on a blind date. You have almost certainly seen some photos (always showing the home in its most flattering light) but will likely have many unanswered questions.

Will you ‘click’? Will it meet your non-negotiable criteria? What will it look like? Has it had a hard life? Will its internal wall colours make you cringe – or make you smile?

What is the point of a buyer inspection?

Independent buyer’s agent Catherine Cashmore says a property inspection is a golden opportunity to educate yourself about the bricks and mortar before you spend hundreds of thousands of dollars buying it.

She strongly advises all buyers inspect prospective homes or investments more than twice if planning to purchase.

Often a property looks great online or in a glossy brochure but as soon as you pull up at the curb you know it is not ‘the one’. Perhaps it backs a smelly industrial site or is next to a busy, noisy road? Perhaps its bedrooms are too small for your double beds?

You simply cannot know some things unless you have visited the site in person.

Photos can be illusive, so always make time for an inspection.

“Remember, the property is being presented for ‘sale’ so any visible flaws will be covered over,” Cashmore says. “For example, a dab of fresh paint can obscure cracks in the wall or careful placing of furniture can divert your eye away from possible defects.”

Cashmore strongly cautions against buying property without walking through it. “Whether a buyer or investor, do not purchase a property sight unseen,” she says.

“At the least, make sure an independent buyer advocate that you have paid and works for you inspects the home on your behalf. Photos can be illusive and you leave yourself open to the potential of buying a dud that’s impossible to sell on if you buy sight unseen. Don’t do it.”

What should you look for?

Everything that determines if this is somewhere you or future tenants want to live. But don’t let groovy cushion covers sway you. This is your chance to probe this property, to measure, to push and to pull.

Does everything open and shut?

Do lights turn on and off without flickering?

Do taps work and is the water flow adequate?

Are there signs of water damage (i.e. peeling or bubbled paint work, mould, stained ceilings)?

Do doors close smoothly or stick?

Walk around the edge of each room and look up as well as down to gauge dimensions

Walk around the outside of the property to check fences and the condition of the building’s exterior including gutters and down-pipes

Ignore the furniture and decor – take a tape measure with you and measure the bedrooms.

“Often hired furniture is smaller than real furniture and can obscure a room’s size,” Cashmore reveals. “Bedrooms need to be at least 3m x 3m in size – otherwise the room is a ‘study’ not a bedroom.”

Ask lots and lots of questions

Buyers should try and arrange a time with the agent to visit the home on a private inspection.

Use this access to find out why the vendor is selling and ask questions that will help you work out the real value of the property.

Questions to ask yourself may include:

Can I live with the floor plan?

Is the toilet at the rear of the home too far from the bedrooms?

Do the bedrooms run off the living area and be affected by television noise at night?

Is the home going to adequately cater for my needs over the next seven to 10 years?

Can I extend the property if I outgrow the home?

“When attending an open for inspection, it’s hard to think clearly with crowds of competing buyers squashing in and out of the rooms,” Cashmore says.

Try and visit during the day and turn off the lights to assess natural light.

“Don’t be afraid to open cupboards to assess storage space. When on a private inspection try and visit during the day and turn off the lights to assess natural light. Is it too dark to read a newspaper without putting the light on? Is there anything you can do to improve the situation? i.e. – sky lights for example.

“Concentrate on the things you can’t change (orientation, location) – not those you can.”

For it’s 5th annual production this year Holy Cross are presenting a Musical version of CS Lewis’ classic story ‘The Lion, The Witch and the Wardrobe’. There is something very special about watching children sing and preform. I am really looking forward to taking my children to watch this as the story is also one of our favourites.